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Year 5 disposal
⊞ View all 20
16/ 100
Weak
6.63% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£304/mo — significantly negative — real recurring drain
- -6.5% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£304/mo
You top up £304/mo
Price
£159K
No local sold comps to compare
Return · IRR
-6.5%/yr
Loses money over 5 years
Cash to get in
£70K
Deposit + fees + refurb
Return before costs on price 6.63%5-yr return on cash -21%Rent est. £878 (£802–£961)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £802–£961/mo · n=157
Financing
DepositYour cash in — the rest is the mortgage25% · £39,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £119,250 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£304
after mortgage, operating costs & tax
Rent in£878/mo gross
£844/mo collected · £34/mo lost to voids
Where it goes
£646Mortgage£503Costs
Outgoings exceed rent — you top up £304/mo
Mortgage£646
Costs£503
Management£88
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£304
Returns
Return before costs on price6.63%
Cash return on cash-5.21%
Gross margin£341
Cash needed£70,095
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £10,536 | £6,033 | £7,751 | £0 | £0 | -£3,248 | -£3,248 |
| Year 2 | £10,852 | £6,214 | £7,751 | £0 | £0 | -£3,113 | -£6,361 |
| Year 3 | £11,178 | £6,400 | £7,751 | £0 | £0 | -£2,974 | -£9,335 |
| Year 4 | £11,513 | £6,592 | £7,751 | £0 | £0 | -£2,831 | -£12,166 |
| Year 5 | £11,858 | £6,790 | £7,751 | £0 | £0 | -£2,683 | -£14,849 |
Disposal gain (gross)-£14,800
CGT£0
Net Disposal proceeds£171,160
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Verify
Lender impact
No EWS1 / floor info in description. Buildings > 11 m need EWS1 or PAS 9980 — confirm height + status with the agent before offering.
Verify with lender
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →HeritageNot stated on the listing
Heritage& planning constraintsHES register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
Scotland uses a separate schools register — GIAS (the source we use for England) doesn't cover it.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortG42 9EG · 1 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Glasgow · 5.5 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
1-bed · 1-bath · 700 sqft
£20k–£39k
£ per sqft
building cost only
£28–£56
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,900–£9,100
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,700–£14,700
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£178/mo · £126/mo ahead of Rent it out
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.63% | -£304 | £70,095 | -21.2% | Low | Feasible |
| Housing-benefit rent | 5.23% | -£500 | £70,095 | -37.2% | Med | Feasible |
| ⭐ Council lease | 6.63% | -£178 | £70,095 | -12.8% | Low | Feasible |
| Refurb & refinance | 6.63% | -£304 | £82,829 | -17.9% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£366 | £190,744 | 0% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £693
- Scheme type:
- none
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£429/mo cash flow vs Rent it out if converted to Rent by the room
18.11% Return before costs on price converted vs 6.63% as-is
As-is Rent it out
Monthly profit-£111
Return before costs on price6.63%
Cash needed£51,648
If converted to Rent by the room
Monthly profit+£317
Return before costs on price18.11%
Cash needed£67,648
Δ vs Rent it out Monthly profit+£429
Show conversion detail
Cannot Rent by the room:Only 1 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Comparables
sold within 0.5 miLoading nearby sold…
Location & area intelligence
Transport score10 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Tax treatment
Annual gross rent£10,536
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£3,653
Exit costs
Projected sale price (5y · 2%/yr growth)£175,549
Capital gain (pre-CGT)£16,549
Sale costs (~2.5%)£4,389
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT-£14,849
Rates as of Oct 2024
Acquisition costs
£70,095cash neededPurchase price£159,000
Deposit (25%)£39,750
Stamp duty+8% Additional Dwelling Supplement (ADS)£13,000
Refurb£11,960
Legal + survey£2,000
Mortgage fees£3,385
Total cash neededdeposit + costs (loan covers the rest)£70,095
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
Situated within a substantial traditional red sandstone building, this beautifully presented first floor flat offers bright, spacious accommodation in a highly sought after and convenient Southside location. Internally, the property is presented in excellent condition throughout and has been thoughtfully upgraded by the current owner, offering a good blend of traditional character and modern finishes. The accommodation comprises a welcoming reception hallway, bright and spaci…
Floor plans
Listing metazoopla · Clyde Property, Shawlands
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£304
Cash needed
£70K
Return after costs
-5.21%
IRR
-6.45%
1118 Cathcart Road, Flat 1/1, Mount Florida, Glasgow G42
flat · 1 bed · 1 bath · 700 sqft
£159,000
est £878 · 6.63% gross
EPC C
1 / 20
16/100
Marginal
6.63% — verify the rent + comps locally.
6.63% Return before costs — around the area average for this property type.
Monthly profit −£304/mo at the default 25% deposit @ 5.5% — open the calculator to stress-test.
Energy rating C — Min. energy standard 2030 compliant.
Price
£159K
Return before costs
6.63%
est rent £878/monot enough comparablesRange £802–£961/mo (Q1–Q3)
Bedrooms
1
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £802–£961/mo · n=157
Financing
DepositYour cash in — the rest is the mortgage25% · £39,750
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£8,970–£16,744 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,500 legal + £500 survey
Mortgage fees (£)
2% product fee on £119,250 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for sub-£200K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£304
after mortgage, operating costs & tax
Rent in£878/mo gross
£844/mo collected · £34/mo lost to voids
Where it goes
£646Mortgage£503Costs
Outgoings exceed rent — you top up £304/mo
Mortgage£646
Costs£503
Management£88
Maintenance£67
Insurance£20
CapEx reserve£44
Voids + council tax£5
Service charge + ground rent£175
Ltd co. accounts£104
Tax—
Shortfall−£304
Returns
Return before costs on price6.63%
Cash return on cash-5.21%
Gross margin£341
Cash needed£70,095
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.31
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Greater Glasgow · cap £693/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Greater Glasgow
- LHA monthly cap:
- £693
- Scheme type:
- none
- Premium:
- +800% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- landlord pays agent (typical 10%)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £10,536 | £6,033 | £7,751 | £0 | £0 | -£3,248 | -£3,248 |
| Year 2 | £10,852 | £6,214 | £7,751 | £0 | £0 | -£3,113 | -£6,361 |
| Year 3 | £11,178 | £6,400 | £7,751 | £0 | £0 | -£2,974 | -£9,335 |
| Year 4 | £11,513 | £6,592 | £7,751 | £0 | £0 | -£2,831 | -£12,166 |
| Year 5 | £11,858 | £6,790 | £7,751 | £0 | £0 | -£2,683 | -£14,849 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miLoading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£1,550
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£14,849
Acquisition costs
25% deposit£39,750
Stamp duty£13,000
Refurb£11,960
Legal + survey£2,000
Mortgage + broker£3,385
Cash needed£70,095
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyZoopla
Situated within a substantial traditional red sandstone building, this beautifully presented first floor flat offers bright, spacious accommodation in a highly sought after and convenient Southside location. Internally, the property is presented in excellent condition throughout and has been thoughtfully upgraded by the current owner, offering a good blend of traditional character and modern finishes. The accommodation comprises a welcoming reception hallway, bright and spaci…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice